Our team led the schematic design and development strategy for a highly constrained waterfront property overlooking the Carmel Lagoon and Santa Lucia Mountains. The project required a sophisticated understanding of site potential, long-term value, and regulatory risk within one of Monterey County’s most demanding permitting environments—including the Coastal Zone, Carmel Design Review, FEMA 100-year floodplain, and sensitive cultural and biological resource overlays.

We delivered a comprehensive pre-permitting submission package that allowed the client to evaluate development pathways, secure accurate contractor pricing, and prepare for planning and building approvals with confidence.

Our work included:

• Full site, environmental, and regulatory analysis, assessing FEMA elevation requirements, substantial-improvement triggers, coastal development pathways, and flood-compliant structural and mechanical strategies.

• A detailed schematic design and program strategy for a ~5,000 SF residence, including a four-bedroom main house and a one-bedroom ADU, organized to maximize square footage, optimize FAR and site coverage, and remain aligned with County thresholds.

• Scenario-based development and cost modeling—renovation, lift-and-rebuild, and full new construction—each with construction duration, cost assumptions, and projected resale value.

• Multiple architectural alternatives, presenting distinct design languages—from contemporary coastal to regionally contextual expressions—to help the client test aesthetics, massing, program, and cost. This rapid, iterative, and highly collaborative process allowed the team to quickly align around the most value-driven architectural direction.

• A coordinated permitting and environmental roadmap identifying cultural, biological, CEQA, and Coastal Development Permit considerations.

• A view-driven site plan and architectural concept, shaping courtyards, terraces, and primary living spaces to capture panoramic views across the Carmel Lagoon toward the Santa Lucia Mountains while strengthening indoor–outdoor living.

• A builder-ready bid package, enabling contractors to price the work accurately and positioning the client for an efficient permit submission.

The resulting high-value schematic design and pre-permitting package empowered the client to move forward with clarity—balancing cost, regulatory certainty, and architectural vision—while establishing a strong foundation for a resilient, site-responsive home.